DSCR
Refinance
Refinance income-producing properties based on cash flow. Starting at 1.0 DSCR, loans $75K–$50MM, no tax returns, close in under 3 weeks.
- Competitive rates and flexible terms
- Refinance with 1.0 DSCR or higher
- Fast closings — often in under 3 weeks
- Cash flow-based qualification
- No Employment Verification
- No Personal Tax Returns Required
- Rate & Term or Cash-Out Options
Built for Income Property Investors
DSCR financing is designed specifically for investors who generate income from their properties and want simple qualification based on cash flow.
Fast & Simple Process
Submit Info
Quick online application
Review & Qualify
Analysis of cash flow
Approval
Clear loan terms
Underwriting
Final verification
Close & Fund
Access capital fast
Built for investors, not the credit bureau
Refinance on the property
Approval is based on the property's rental income — not your personal tax returns or W-2s.
Cash-out or rate/term
Lower your payment, exit a maturing note, or pull equity out of the property — structured to your goal.
From a 500 FICO
Lower credit is welcome. We weigh the property's cash flow, not just your score.
$75K to $50MM
From a single rental to a large portfolio or commercial asset — up to 75% LTV.
Closes under 3 weeks
Minimal paperwork and fast underwriting. No balloon payments; 3, 8 & 30-year fixed terms.
A 500 FICO doesn't block your refinance
Most lenders require a 620–680 minimum and stop the conversation there. We don't. Because a DSCR refinance is underwritten on the property's cash flow, we consider files from a 500 FICO — including owners who've been declined by banks and conventional programs.
If the property cash-flows and the purpose is business, your credit score is one factor, not the gatekeeper. Whether you want to lower your rate or take cash out, the deal comes first.
Subject to underwriting. Credit is one factor among property cash flow, LTV, and business purpose.
Refinancing across the investment spectrum
DSCR refinancing for a broad mix of business-purpose property. Owner-occupied commercial is eligible; primary residences are not.
What is a DSCR refinance?
A DSCR refinance replaces the loan on a rental or commercial property with a new loan qualified on the property’s debt-service coverage ratio — its net operating income divided by the annual loan payments — instead of your personal income. Owners use it to lower their payment, replace a maturing or hard-money loan, or take cash out (a DSCR cash-out refinance).
| Maximum loan-to-value | Up to 75% of appraised value (most stabilized property) |
|---|---|
| Loan size | $75K–$50MM |
| Credit | From a 500 FICO |
| Income documentation | No tax returns — the loan qualifies on the property’s cash flow |
| Cash-flow test | From a 1.0 DSCR (net operating income ÷ annual loan payments) |
| Term | Up to 30 years on stabilized property |
| Typical timeline | Often under 3 weeks from application to closing |
| Cash-out | Yes — a DSCR cash-out refinance, up to 75% LTV |
| Refinancing an existing DSCR loan | Yes — check the prepayment terms on your current loan first |
Example: checking a DSCR
A rental property earns $36,000 a year in net operating income.
The new loan’s payments would be $30,000 a year.
DSCR = 36,000 ÷ 30,000 = 1.20 — the income covers the payments with a 20% cushion.
Illustrative numbers only — not a quote or a commitment to lend.
When a DSCR refinance makes sense
- Moving a renovated, now-rented property out of a hard-money or bridge loan into a loan of up to 30 years
- Lowering the payment or extending the term on a rental you already own
- Combining several rentals into one portfolio loan
- Pulling cash out of built-up equity without documenting personal income
Related: Commercial real estate refinance guide · What is a DSCR loan? · Cash-out refinance
Last updated October 18, 2026 · New City Financial lending team
Property Types We Finance
Find the Right Financing for Your Property
Don't see your property type listed? We finance many specialized property categories. Get a personalized quote based on your specific property.
Not all investment-property loans are equal
| Feature | NCF DSCR Refinance | Traditional / bank loan |
|---|---|---|
| Approval based on | Property's rental income — no tax returns | Personal income & debt-to-income |
| Minimum credit | From a 500 FICO | Typically 620–680+ |
| Refinance options | Rate/term or cash-out | Limited, income-verified |
| Loan size | $75K – $50MM | Often capped around $1–3MM |
| Speed to close | Under 3 weeks | Weeks to months |
| Paperwork | Minimal — no W-2s or tax returns | Extensive documentation |
Understanding DSCR Financing
What is DSCR?
Debt Service Coverage Ratio (DSCR) measures how well a property's net operating income covers its debt obligations. A 1.25 DSCR means the property generates $1.25 in income for every $1.00 of debt service, providing a comfortable cushion for lenders.
Why Refinance with DSCR?
DSCR refinancing allows investors to access capital based on property income rather than personal income. Perfect for seasoned investors, real estate portfolios, and commercial operators who want flexible qualification.
Key DSCR Metrics
Minimum — Property breaks even on debt service
Standard — 25% cushion above break-even (most common)
Strong — Excellent cash flow position for investors
Exceptional — Significant income above debt service
Frequently Asked Questions
A 98% loan approval rating
Because we underwrite the property rather than your personal income — and consider files from a 500 FICO — far more refinance applications reach a "yes" than with conventional lenders. Owners who come to NCF with a cash-flowing, business-purpose property get approved at a rate banks can’t match.
Fast review, minimal paperwork, and a real answer — often within minutes of your first submission.
98% loan approval rating reflects historical performance; subject to underwriting and not guaranteed.
Ready to Refinance?
Get pre-qualified in minutes. No tax returns, no employment verification — just your property's cash flow.
Secure • No obligation • Same-day response on weekdays